HomeMy WebLinkAbout12-08-2021 YPC Agenda Packet
DEPARTMENTOF COMMUNITY DEVELOPMENT
Joan Davenport, AICP, Director
Planning Division
Joseph Calhoun, Manager
nd
129 North Second Street, 2Floor, Yakima, WA 98901
www.yakimawa.gov/services/planning/ypc/
City of Yakima Planning Commission
ZOOM VIRTUAL MEETING
City Hall Council Chambers
December 8, 2021
3:00 p.m. –5:00 p.m.
YPC MEMBERS:
Chair Jacob Liddicoat, Vice-Chair Lisa Wallace, Leanne Hughes-Mickel, Al Rose, Robert McCormick,
Philip Ostriem, and Mary Place
Council Liaison: Kay Funk (District 4)
CITY PLANNING STAFF:
Joan Davenport (Community Development Director), Rosalinda Ibarra (Community Development
Administrative Asst.), Joseph Calhoun (Planning Manager), Eric Crowell (Senior Planner),
Trevor Martin (Senior Planner), and Analilia Núñez (Planning Technician)
AGENDA
I.Call to Order
II.Roll Call
III.Staff Announcements
IV.Approval of Meeting Minutes of November 10, 2021
V.Housing Action Plan Implementation – Strategy 1
VI.Other Business
VII.Adjourn
Next Meeting: January 12, 2022
To listen/watch this virtual meeting, please register with your name and email address
here: https://cityofyakima.zoom.us/webinar/register/WN_Ul1txG2yRmC-y3-g6l94-A
After registering, you will receive emailed instructions for joining the meeting online with your device or
by calling in. The meeting will also be recorded and posted on the Y-PAC website.
The meeting will also be recorded and posted on the Y-PAC website. Visit the Yakima Planning Commission
webpage for more information.
Country/Region NameUnited StatesUnited StatesUnited StatesUnited StatesUnited StatesUnited StatesUnited StatesUnited StatesUnited States
474242414147464647
Time in Session (minutes)
12/8/2021 15:4112/8/2021 15:4112/8/2021 15:4112/8/2021 15:4112/8/2021 15:4112/8/2021 15:4112/8/2021 15:4112/8/2021 15:4112/8/2021 15:41
Leave Time
12/8/2021 14:5412/8/2021 14:5912/8/2021 14:5912/8/2021 15:0012/8/2021 15:0012/8/2021 14:5412/8/2021 14:5512/8/2021 14:5512/8/2021 14:54
Join Time
Approval
Registra
12-08-2021 YPC Attendee Report
EmailAsk.Planning@yakimawa.govplaceml@charter.netsara.watkins@yakimawa.govmichael.brown@yakimawa.govlisakwallace@hotmail.comrob@mccormickaircenter.comjake@3dyakima.comjoseph.calhoun@yakimawa.govaar70
40@gmail.com
Last Nameof Yakima Planning DivisionPlace (YPC)Watkins (Legal)Brown (YPAC)Wallace (YPC Vice-Chair)McCormick (YPC)Liddicoat (YPC Chair)Calhoun (Planning)Rose (YPC)
First NameCityMarySaraMichaelLisaRobJacobJosephAl
User Name (Original Name)City of Yakima Planning DivisionMary Place (YPC)Sara Watkins (Legal)Michael Brown (YPAC)Lisa Wallace (YPC Vice-Chair)Rob McCormick (YPC)Jacob Liddicoat (YPC
Chair)Joseph Calhoun (Planning)Al Rose (YPC)
AttendedYesYesYesYesYesYesYesYesYes
City of Yakima Planning Commission (YPC) Meeting Minutes
via Zoom
November 10, 2021
Call to Order
Chair Liddicoatcalled themeeting to order at3:00p.m.
Roll Call
YPC Members Present:Chair Jacob Liddicoat, Vice-chairLisa Wallace,Mary Place,Al
Rose,Leanne Hughes-Mickel
YPC Members Absent:Rob McCormick,Phil Ostriem
Staff Present:Joseph Calhoun, Planning Manager
Others: Kay Funk
Staff Announcements–Planning Manager Joseph Calhoun announced the following:
Comprehensive Plan Amendments were presented to council and approved and
ordinances will be presented at the next council meeting for further consideration.
There weresome corrections on the agenda and minutes for the previous meeting.
October 27, 2021 Meeting Minutes–It was motioned by CommissionerPlaceand seconded by
Commissioner Roseto approve the meeting minutes ofOctober 27, 2021as presented.The
motion carried unanimously.
Housing Action Plan –Calhoun presented updates on proposed changes to the Housing Action
Plan related to ADU’s. Some of the proposed changes include: minimum lot size, required water
and sewer connections, elimination of redundant verbiage, cottage housing, etc. Commissioners
had questions on legalities regarding income requirements and limits on people living in tiny
homes, requirements related to required playgrounds, and binding site plans. Councilmember
Funk expressed her appreciation to Mr. Calhoun for his work on the Housing Action Plan.
Other Business–Commissioner Wallace recommended a discussion regarding chronically
absent commissioners and their potential dismissal. Calhoun will look into the bylaws.
Councilmember Funk expressed support for attendance requirements. Commissioner Place
would like to provide future commissioners with a clear understanding on what being a Planning
Commissioner entails, and believes current material is not helpful. Commissioner Place provided
suggestions on training for potential commissioners.
Adjourn–A motion to adjourn to December 8, 2021was passed with unanimous vote. The
meeting adjourned at approximately 3:35p.m.
Chair Liddicoat Date
This meeting was filmed by YPAC. Minutes for this meeting submitted by:Analilia Núñez
-1-
City of Yakima Planning Commission
Housing Action Plan Implementation
Strategy 1
December 8, 2021
1.HAP Strategy 1
2.RWC 36.70A.540
3.YMC Code Changes –Summary of Changes
1.HAP Strategy 1
1. Update city regulations to remove barriers to innovative housing
types.
LEADTIMELINEINVESTMENTEFFORTOBJECTIVES
AffordabilityHousing SupplyHomeownership
CityPartner$$$$
Older Adult OptionsStabilityAnti-Displacement
Description.Most housing in the City of Yakima is single-family (65% of all housing
inventory) or multifamily of three or more units (22% of all housing inventory). Supporting
innovative housing types and arrangements will more fully meet the needs and
preferences of Yakima’s community members. For example, community engagement
revealed that many Yakima residents seek multigenerational, senior, and more
affordable housing opportunities that these types of innovative housing can facilitate.
There are a wide variety of housing types that help reduce housing costs and fit into a
small-town character. Each is definedbelow.
Zero Lot Line
Tiny House
Cottage HousingMicro-housing
Housing
Examples of innovative housing types include:
Tiny homesare small dwelling units on a foundation or on a carriage with wheels
with between 150-400 square feet of habitable floor area. They are affordable
compared with traditional site-built homes. They may be located on their own lot,
serve as an accessory dwelling unit, or be located in a village arrangement in a
manufactured home or RV park. Their small size and cottage like nature make them
compatible in single-family areas on their own lot or as an accessory dwelling unit.
They may offer temporary or long-term housing for seasonal workers such as in a
manufactured home or RV park.
Senate Bill (SB) 5383, passed in May 2019, legally permitted tiny houses as permanent
dwellings in Washington State; as a result, the State Building Council adopted
International Residential Code standards that apply to tiny houses, effective in
November 2020. SB 5383 also expanded RCW 58.17.040(5) of the subdivision statute
to allow the creation of tiny house villages such as through a binding site plan and
stops cities from prohibiting tiny houses in manufactured/mobile home parks. House
Bill (HB) 1085, passed in 2018, also allows local jurisdictions to remove minimum unit
size limitations on detached houses.
Microhomesare small dwellings in a multifamily style. There are two types:
Congregate housing “sleeping rooms” are often in the 140-200 square-foot
range and may includeprivate bathrooms and kitchenettes. Shared facilities
include kitchens, gathering areas, and other common amenities for residents.
A small efficiency dwelling unit (SEDU) is a very small studio apartment including
a complete kitchen and bathroom. Typically, the units will be as small as 220
square feet of total floor space, as compared to 300 square feet for thesmallest
typical conventional studio apartments.
Microhomes are more affordable apartment units, and could be located in
commercial, mixed-use, and high-density multifamily zones.
Modular homesare structures that are built offsite, then transported to apermanent
site. They differ from manufactured or mobile homes in that modular homes are
constructed to meet the same state, regional, or local building codes as site-built
1
homes, while manufactured homes adhere to national HUD code standards.
Co-op housingis a form of shared housing in which a cooperative corporation owns
housing, and residents own stock shares in the corporation and participate in
2
governance of the cooperative.Shared property, usually including a common
house, is part of what definesthis type of housing. These spaces allow residents to
gather for shared meals, activities, and celebrations as well as the collaborative work
required to care for the spaces.
Multi-generational homesare designed to provide space for multiple generations
living together under one roof, with each generation benefiting from their own
separate space and privacy. The design of the home is similar to a single-family
residence in outward appearance with an interior layout designed around common
areas with separate spaces for the different family groups.
Other related dwelling unit types include cottages–acluster of small dwelling units,
generally less than 1,200 square feet,around a common open space–and zero-lot line
development, whichallows a zero or minimal setback normally required within a
particular zone thus promoting efficient use of buildable land.Zero-lot line development
is common with townhouse developments and may also be designed as an attached
single-family home.
The City of Yakima has made several changes recentlyto encouragethe above
housing types.Tiny houses onan individual lot are currently treated the same as a
regular single-family home. The City has also updated its definition of multifamily
development to include any residential use where three or more dwellings are on the
same lot. This can be 3+ tiny homes, a duplex and a tiny home, or other combinations.
A new manufactured home canbe placed anywhere a single-family home can
locate, consistent with state law. However, process and level of review for these
housing types can be improved. For example, to build a tiny home on a new smaller
single lot (smaller than the city’s current minimum lot size requirement of 6,000 SF) one
must go through a Planned Development process. Streamlining and simplifying the
1
HUD https://www.hud.gov/program_offices/housing/rmra/mhs/faqs.
2
University of Wisconsin Center for Cooperatives. http://reic.uwcc.wisc.edu/house/
review process for smaller housing types can further support encourage these housing
types.
Gaps Addressed. Yakimaneeds to create housing units at a rate of 295 units annually
through 2040. Housing like tiny homes and modular housing is often less expensive to
develop than traditional, single-family homes. These cost savings could help encourage
and facilitate the development of more housing that can also be more attainable for
households with lower incomes. This housing is often also more suitable for small
households, for whom Yakima currently has a shortage of housing options. Cooperative
housing can provide a more affordable opportunity for homeownership than traditional
single-family homeownership. Yakima, like many communities in Washington, also has a
shortage of farmworker housing. Innovative housing types can provide farmworkers with
high-quality housing that meets local codes, but at a lower cost to developers.
Considerations.Additional options to encouragetiny homes, micro housing, cottage
homes, multigenerational homes and othersinclude:
Allowing for differentzoning/densityoptionsto incorporate the above-listed housing
types.
Density/massing and review process:
Consider allowing a higher number of units than typical for the zone, due to
smaller home size or where legacy pesticides are present.Some density increase
is essential because the units are smaller and usually more expensive to build on
a cost/square feet basis. Consider applying a maximum floor area ratio limit or
an across the board allowed density for tiny houses, for instance one tiny house
per 1,200 square foot of lot area. Consider reduced development standards
such as lot coverage and setbacks for multi-generational homes.
Design elements. Provide designstandards in a manner similar to cottage housing
clusters:
Consider providing design standards for both common open spaces and semi-
private open spaces for individual cottages.
Permit construction of a shared community building to provide a space for
gathering and sharing tools.
Play close attention to how parking can/should be integrated with tiny house
clusters.
Example Communities
Cohousing:Haystack Heights in Spokane is an intergenerational village that is close to
downtown with clustered townhouses and flats to maximize efficiency, interaction, and
green space. Designed to include 39 units spread out among four buildings, the
development includes spaces to share skills and facilities.
2.RCW 36.70A.540
RCW36.70A.540
Affordable housing incentive programs—Low-income housing units.
(1)(a) Any city or county planning under RCWmay enact or expand
36.70A.040
affordable housing incentive programs providing for the development of low-income housing
units through development regulations or conditions on rezoning or permit decisions, or both, on
one or more of the following types of development: Residential; commercial; industrial; or
mixed-use. An affordable housing incentive program may include, but is not limited to, one or
more of the following:
(i) Density bonuses within the urban growth area;
(ii) Height and bulk bonuses;
(iii) Fee waivers or exemptions;
(iv) Parking reductions; or
(v) Expedited permitting.
(b) The city or county may enact or expand such programs whether or not the programs
may impose a tax, fee, or charge on the development or construction of property.
(c) If a developer chooses not to participate in an optional affordable housing incentive
program adopted and authorized under this section, a city, county, or town may not condition,
deny, or delay the issuance of a permit or development approval that is consistent with zoning
and development standards on the subject property absent incentive provisions of this program.
(2) Affordable housing incentive programs enacted or expanded under this section shall
comply with the following:
(a) The incentives or bonuses shall provide for the development of low-income housing
units;
(b) Jurisdictions shall establish standards for low-income renter or owner occupancy
housing, including income guidelines consistent with local housing needs, to assist low-income
households that cannot afford market-rate housing. Low-income households are defined for
renter and owner occupancy program purposes as follows:
(i) Rental housing units to be developed shall be affordable to and occupied by
households with an income of fifty percent or less of the county median family income, adjusted
for family size;
(ii) Owner occupancy housing units shall be affordable to and occupied by households
with an income of eighty percent or less of the county median family income, adjusted for family
size. The legislative authority of a jurisdiction, after holding a public hearing, may establish lower
income levels; and
(iii) The legislative authority of a jurisdiction, after holding a public hearing, may also
establish higher income levels for rental housing or for owner occupancy housing upon finding
that higher income levels are needed to address local housing market conditions. The higher
income level for rental housing may not exceed eighty percent of the county area median family
income. The higher income level for owner occupancy housing may not exceed one hundred
percent of the county area median family income. These established higher income levels are
considered "low-income" for thepurposes of this section;
(c) The jurisdiction shall establish a maximum rent level or sales price for each low-
income housing unit developed under the terms of a program and may adjust these levels or
prices based on the average size of the household expected to occupy the unit. For renter-
occupied housing units, the total housing costs, including basic utilities as determined by the
jurisdiction, may not exceed thirty percent of the income limit for the low-income housing unit;
(d) Where a developer is utilizing a housing incentive program authorized under this
section to develop market rate housing, and is developing low-income housing to satisfy the
requirements of the housing incentive program, the low-income housing units shall be provided
in a range of sizes comparable to those units that are available to other residents. To the extent
practicable, the number of bedrooms in low-income units must be in the same proportion as the
number of bedrooms in units within the entire development. The low-income units shall
generally be distributed throughout the development and have substantially the same
functionality as the other units in the development;
(e) Low-income housing units developed under an affordable housing incentive program
shall be committed to continuing affordability for at least fifty years. A local government,
however, may accept payments in lieu of continuing affordability. The program shall include
measures to enforce continuing affordability and income standards applicable to low-income
units constructed under this section that may include, but are not limited to, covenants, options,
or other agreements to be executed and recorded by owners and developers;
(f) Programs authorized under subsection (1) of this section may apply to part or allof a
jurisdiction and different standards may be applied to different areas within a jurisdiction or to
different types of development. Programs authorized under this section may be modified to
meet local needs and may include provisions not expressly provided in this section or
RCW;
82.02.020
(g) Low-income housing units developed under an affordable housing incentive program
are encouraged to be provided within developments for which abonus or incentive is provided.
However, programs may allow units to be provided in a building located in the general area of
the development for which a bonus or incentive is provided; and
(h) Affordable housing incentive programs may allow a payment of money or property in
lieu of low-income housing units if the jurisdiction determines that the payment achieves a result
equal to or better than providing the affordable housing on-site, as long as the payment does
not exceed the approximate cost of developing the same number and quality of housing units
that would otherwise be developed. Any city or county shall use these funds or property to
support the development of low-income housing, including support provided through loans or
grants to public or private owners or developers of housing.
(3) Affordable housing incentive programs enacted or expanded under this section may
be applied within the jurisdiction to address the need for increased residential development,
consistent with local growth management and housing policies, as follows:
(a) The jurisdiction shall identify certain land use designations within a geographic area
where increased residential development will assist in achieving local growth management and
housing policies;
(b) The jurisdiction shall provide increased residential development capacity through
zoning changes, bonus densities, height and bulk increases, parking reductions, or other
regulatory changes or other incentives;
(c) The jurisdiction shall determine thatincreased residential development capacity or
other incentives can be achieved within the identified area, subject to consideration of other
regulatory controls on development; and
(d) The jurisdiction may establish a minimum amount of affordable housing that must be
provided by all residential developments being built under the revised regulations, consistent
with the requirements of this section.
3.YMC Code Changes –Summaryof Changes
15.02.020Definitions.
“Cottage housing” means a group of three or more clustered single-family dwelling units with
common open space and shared parking facilities, meeting the standards listed in YMC § 15.09.035.
“Development, multifamily” means a structure or structures, or portion thereof, designed for
occupancy by three or more families living independently of each other and containing three or more
attached or detached dwelling units on a lot. Any combination of three-plus, duplex and detached
single-family dwellings that have a common driveway access on a single lot of record is considered
multifamily development.This definition does not include “Cottage Housing” as defined in YMC
15.02.020.
“Tiny house” and Tiny house with wheels” meansa dwelling to be used as permanent housing with
permanent provisions for living, sleeping, eating, cooking and sanitation built in accordance with the
state building code.
“Tiny house communities” means real property rented or held out for rent to others for the placement
of tiny houses with wheels or tiny houses utilizing the binding site plan process in RCW
58.17.030/YMC Ch 14.35.
15.04.030Table of permitted land uses.
Table 4-1 titled “Permitted Land Uses” is incorporated as part of this section. Each permitted land
use listed in Table 4-1 is designated a Class (1), (2), or (3) use for a particular zoning district. In
addition, some Class (1) uses may require Type (2) review in accordance with YMC15.04.020. All
permitted land uses and associated site improvements are subject to the design standards and
review procedures of this title.
Table 4-1. Permitted Land Uses
R-R-R-B-B-M-M-
SR12312HBSCCLCCASGCCBDRD12
RESIDENTIAL
Accessory Uses (*)See YMC15.04.060
Detached Single-Family Dwelling (*)11113313333
Accessory Dwelling Unit (*) (See YMC15.09.045)221111111111
Existing or New Detached Single-Family Dwelling on Existing 111
Lots of 8,000 Square Feet or Less
Detached Single-Family Dwelling (zero lot line) (*) (See 22223313333
YMC15.09.040)
Attached Single-Family Dwelling, Common Wall (*)22113312222
Two-Family Dwelling (Duplex) (*)32112212212
Two-Family Dwelling (Duplex) (*) on Corner Lots in a New 11
Subdivision
Table 4-1. Permitted Land Uses
R-R-R-B-B-M-M-
SR12312HBSCCLCCASGCCBDRD12
Converted Dwelling (*)32111112211
Cottage Housing(*)(See YMC 15.09.035)211112222
Multifamily Development (*): 0—7 DU/NRA2112222222
8—12 DU/NRA212222222
13+ DU/NRA212222222
Mixed-Use Building1111111
Planned Development (*)See YMC15.28
Mobile Home Parks (*)222
Mobile Home (*) or Manufactured Homes (*)See YMC15.04.160
Retirement Homes (*)231311
Temporary Hardship Units (See YMC15.04.140)22222222222
15.04.150Standards for mobile/manufactured home and tiny home
communitiesparks.
A. Purpose. The purpose of this section is to establish standards and criteria for development and
expansion of mobile/manufactured home parks and tiny home communitieswithin the urban area.
These standards are provided to ensure uniform, coordinated development of mobile/manufactured
home and tiny home parks communities and to ensure the general health, welfareand safety of the
occupants of mobile/manufacturedand tinyhomes that may be located within a communitypark
developed under these standards. These standards shall be applied in a manner that stresses
minimizing costs. Alternatives that reduce costs and meet the intent of these standards will be
encouraged.
B. Site Plan Requirements. All proposals for mobile/manufactured home and tiny home
parkcommunities shall include a site plan based upon a land survey drawn by a licensed architect,
engineer or surveyor and shall include the following information in addition to the standard
information required for site plans:
1. All spaces shall be clearly delineated on the site plan and include dimensions and square
footage for each space;
2. A building envelope shall be shown within each space;
3. Unit setbacks shall be shown for each space;
4. The location of required parking for each unitshall be shown on the site plan;
5. Streetsshall be shown on the site plan;
6. Signage for the park and directional signageshall be shown on the site plan;
7. The location of all solid waste containers and screening of containersshall be shown on
the site plan; and
8. All facilities, utilities, improvements and amenities shall be shown on the site plan,
including pathways, sidewalks, and recreational facilities.
C. Development Standards. All mobile/manufactured home and tiny home parkcommunities shall
be developed in compliance with the underlying zoning district and shall be in compliance with this
section. The density of a parkcommunityor park expansion shall not exceed the density of the
underlying zoning of the district. All required site improvements shall be installed prior to placement
of unitsin the park. Additional site improvements may be required by the reviewing official.
1. Minimum Space Size and Width. The minimum space size and width for a
mobile/manufactured homepark,tiny home/tiny home on wheels, or recreational vehicle.
exclusive of streets, shall meet the lot size, lot width andallbe the minimum size necessary to
ensure compliance with applicable unit separation,off-street parking requirements, and play
area standards.other standards for detached single-family dwellings, as shown on Table 5-2
of this title.Space size may be reduced with the provision of improvements in accordance with
the following:
a. Provision of Recreational Areas. Space size requirements of the underlying district may be
reduced by a maximum of ten percent with the provision of a developed recreational area for
use by the residents. The area shall be suitable for active recreation and shall consist of a
minimum of ten percent of the park area.
b. Provision of Sidewalks. Space size requirements of the underlying district may be reduced
by a maximum of ten percent with the provision of sidewalks a minimum of four feet in width,
serving at least one side of each street and all recreational areas.
c. Provision of Curbs, Gutters and Sidewalks. Space size requirements of the underlying
district may be reduced by a maximum of ten percent with the provision of curbs, gutters and
sidewalks on both sides of the street.
d. Cumulative Space Size Reduction. Space size may be reduced up to twenty percent
with the provision of any combination of items in subsections (C)(1)(a) through (c) of this
section.
2. Internal Street Paving. A minimum of twenty-four feet of paved internal street shall be
required for access to each unit, paved in accordance with YMC15.06.110.
3. Off-Street Parking. Two paved off-street parking spaces shall be provided for each unit in
accordance with this title, YMC Chapter15.06.
4. Street Lighting. A street light shall be provided at each street intersection within the
communitypark.
5. Right-of-Way Dedication and Frontage Improvements. Appropriate provisions for right-of-
way dedication and right-of-way improvements adjacent to the park shall be made, including
street paving, sidewalks, curbs, gutters, and street lighting. Improvements shall be installed
prior to placement of units in the park, unless an appropriate bond or instrument acceptable to
the appropriate jurisdiction is provided to guarantee installation of improvements.
6. Street Signs and Internal Directional Signs. All streets within the park shall be named
utilizing blue street signs consistent with the appropriate jurisdiction’s public street signs.
Internal directional signs indicating unit/space numbers shall be placed at all street
intersections within the park.
7. Utilities. All utilities shall be installed prior to placement of units in the park, including
irrigation, domestic water, and sewer. All utilities shall be installed underground, including
electrical distribution, telephone, and cable TV. The internal water system shall include fire
hydrants located at the direction of the appropriate jurisdiction’s firedepartment.
8. Minimum Unit Separation. Units shall be separated by a minimum of ten feet, measured
from the furthest extremity of each unit, including stairways.
9. Sitescreening shall be provided in accordance with YMC Ch. 15.07 Perimeter
Sitescreening and Landscaping. The perimeter of a park shall be sitescreened with a six-foot-
high, view-obscuring fence and shall include at a minimum a ten-foot-wide landscape strip
adjacent to the fence and within the park consisting of a combination of shrubs,trees and
groundcover.
10. Stormwater Drainage. All stormwater drainage shall be retained on site and a drainage
plan shall be approved by the appropriate jurisdiction.
11. Dumpsters/Solid Waste Containers. Dumpsters and solid waste containers shallbe
provided for common use, and shall be screened with a six-foot-high, view-obscuring fence or
wall and access gate.
12. Play AreaOpen SpaceRequirement. Each unit shall provide an area of open space play
area for children contained within the unit’sspace, consisting of a minimum size of six four
hundred square feet and a minimum width of tenfifteenfeet.
a. The unit square-footage requirement may be reduced by 50% if the development includes
a common play area.
b. Gravel, pavers, asphalt or other non-vegetative surface shall not be included in the open
space requirement
D. Expansion of Existing Mobile/Manufactured Home and Tiny Home ParksCommunities. All
standards of this section shall apply to expansion of existing mobile home parkscommunities. The
standards shall not apply to existing areas of a park community not being expanded. The examiner
may, at his or her discretion, reduce one or more standards of this section for newly expanded areas
of a park community if expansion plans also include improvements to the existing park community
area.
E. Maintenance of Common Areas, Landscaping and Open Space/Recreational Areas. All
common areas and facilities (including streets, walkways, utilities, landscaping, storage areas, open
space, and recreational areas) shall be continuously maintained in good condition by the park
community owner or designated homeowner’s association. An irrigation system shall be installed for
maintenance of landscaping and recreational/open space areas that would normally require
irrigation.
F. Planned Development Under the Provisions of This Title. Development of a
mobile/manufactured homeor tiny homeparkcommunitymay be accomplished under the planned
development provisions of this title.
15.06.040Off-street parking standards.
A. Table of Required Off-Street Parking. The parking standards in Table 6-1, Table of Off-Street
Parking Standards, are established as the parking standards for the uses indicated. These parking
requirements are based on gross floor area. “Gross floor area” means the total square footage of all
floors in a structure as measured from the interior surface of each exterior wall of the structure and
including halls, lobbies, enclosedporches and fully enclosed recreation areas and balconies, but
excluding stairways, elevator shafts, attic space, mechanical rooms, restrooms, uncovered steps
and fire escapes, private garages, carports and off-street parking and loading spaces. Storage areas
are included in gross floor area. However, the required off-street parking for storage areas shall be
calculated at the rate of one space per five hundred square feet rather than the specific parking
standard established in Table 6-1; except when the parking standard for the principal use would
require fewer parking spaces (i.e., one space per six hundred square feet). All required off-street
parking shall be subject to the procedures of this title and the standards of this section.
B. Uses Not Specified. Off-street parking requirements for uses not specifically listed in Table 6-1
shall be determined by the reviewing official based upon the requirement for similar uses.
C. Downtown Business District Exempt. The downtown business district of Yakima, as shown in
Figure 6-1 and hereby adopted as a part of this chapter, shall be exempt from the provisions of this
chapter as they relate to the number of parking spaces required, except that this exemption shall not
apply to property that is used for residential purposes; and further provided, that all the other
requirements of this chapter shall apply to any parking provided by the applicant.
D. Subsidized Low-Income HousingParking.
1.At the time of land use application submittal, the applicant must submit
documentation demonstrating that the housing units will be used for the intended
population for a minimum of ten years. Such documentation may include, but is not
limited to, an application form submitted to receive subsidy from the city or state.
1.2.Upona change in occupancy from subsidized housing to another use, the minimum
number of required off street parking spaces is as required for the new use.
RESIDENTIAL
Accessory dwelling units1 space
Single-family dwelling, Manufactured Home, Mobile 2 spaces
Home
Two-family dwellings4 spaces
Tiny House, Tiny House with Wheels, Recreational 1 space
Vehicle
Multifamily development
10 units or less2 spaces (1.5 in CBD) per dwelling
More than 10 units1.5 spaces (1 in CBD) per dwelling
Retirement homes1 space for each dwelling unit
Subsidized Low-Income Housing(see YMC § 0.5 spaces per dwelling
15.06.040(D))
15.09.035Cottage Housing.
A, Purposeand Intent.
1.To provide a housing type that responds to changing household sizes and ages (e.g.,
retirees, small families, and single person households).
2.To encourage creation of more usable open space for residents of the development
through flexibility in density and lot standards.
3.To ensure that the overall size, including bulk and mass of cottage structures and
cottage housing developments, remain smaller and incur less visual impact than
standard sized single-family dwellings, particularly given the allowed intensity of cottage
dwellings.
4.To provide centrally located and functional common openspace that fosters a sense of
community and a sense of openness in cottage housing developments.
5.To provide private area around the individual dwellings to enable diversity in landscape
design and foster a sense of ownership.
6.To ensure minimal visual impact from vehicular use and storage areas for residents of
the cottage housing development as well as adjacent properties, and to maintain a
single-family character along public streets.
B. Development Standards. All cottage housing developments shall comply with applicable
development standards in Title 15; provided that where the standards included herein conflict with
the standards in other sections, the standards herein shall apply:
1.Unit Size
a.MinimumUnit Size:600squarefeet
b.MaximumUnit Size:1,500squarefeet
2.Maximum Accessory Building footprint for community use:600 squarefeet
3.Parking:
a.Units greater than 1,000 square-feet:1.5 spaces per unit
b.Units less than 1,000 square-feet:1 space per unit
4.Common Open Space: Minimum 400 square-feetper dwelling
a.Shall be designed and maintained as an amenity for residents of the development.
b.Up to 30percentof therequired common open space may be utilized through a
community building built for the use of the cottage housing residents.
5.Private Open Space: Minimum 200 square-feet per dwelling
6.Development Size: Minimum 10,000 square-feet
a.Subdivision Standards. If the proposed development will be subdivided, the following
standards shall apply:
i.Minimum lot sizeshall be equivalent to the dwelling unit size and private open space
requirement.
1.For example, the minimum lot size of a 1,200-square-foot dwelling will be
1,400 squarefeet (1,200-square-foot dwelling + 200-square-foot private open space
= 1,400 square-feet).
ii.All common areas (common open space, community buildings,parking, etc.) shall be
contained in a tractand include a homeowner’s association or other such management
structure for the continued maintenance and upkeep of common facilities.
7.Maximum Height: 25feet
8.Maximum LotCoverage: 80percentfor the entire development site. Lot coverage for
individual lots may vary if subdivided.
9.Minimum Unit Separation: 10feet
10.Setbacks from exterior property lines:
a.Front: 20 feet
b.Side: 5 feet
c.Rear 10 feet
11.Clustered developments shall contain a minimum of three and a maximum of 12
cottage housing units located in a cluster group to encourage a sense of community among
residents. A development site can contain more than one group.
C. Design Standards and Guidelines.The followingdesign standards and guidelines shall apply to
all Cottage Housing developments:
1.Common Open Space
a.Shall be designed and maintained as an amenity for residents of the development.
b.Shall be centrally located and be easily accessible to all units within thedevelopment.
c.Each area of common open space shall be in one contiguous and useable piece with a
minimum dimension of 20-feet on all sides.
d.Shall abut at least 50 percent of the units in the development. A cottage is considered
to “abut” an area of commonopen space if there is no structure between the unit and
the common open space.
e.Landscaping located in common open space areas shall be designed to allow for easy
access and use of the space by all residents, and to facilitate maintenance needs.
f.Common open space shall be located outside of oversteepened slopes, wetlands,
streams, and other associated critical areas buffers, and shall be developed and
maintained to provide for passive and/or active recreational activities for the residents
of the development.
2.Private Open Space
a.Shall be located adjacent to each unit for the exclusive use of the resident(s).
b.Each area of private open space shall contain a minimum dimension of 10feet on all
sides.
c.May be located wholly or partially under a covered patio or porchon either the front or
rear of the unit. This area shall not be included in the maximum unit size calculation.
3.Community Buildings
a.Community buildings shall be clearly incidental in use and size to the dwelling units.
b.Building height for community buildings shall be no more than one story.
c.Community buildings shallbe located on the same site as the cottage housing
development, and be commonly owned by the residents.
4.Parking
a.Shared detached garage structures shall not exceed four (4) garage doors per
building, and a total of 1,200 square feet.
b.For shared detached garages, the design of the structure must be similar and
compatible to that of the dwelling units within the development.
c.Shared detached garages and surface parking areas shall be screened from public
streets and adjacent residential uses by landscaping or architectural screening.
d.Storage of items which preclude the use of detached garage structures for the parking
of vehicles is prohibited.
e.Surface parking areas shall not contain more than four (4) spaces. Clusters shallbe
separated by a distance of at least 10 feet.
15.09.045Accessory dwelling units.
A. Purpose. The purpose of the accessory dwelling unit (ADU) provisions is to:
1. Provide property owners with an opportunity for extra income, companionship, and
security;
2. Better utilize existing infrastructure and community resources (sewer, water, roads, etc.);
3. Provide a housing type that allows flexibility to respond to changing needs and lifestyles;
4. Add to the supply of affordable dwelling units; and
5. Protect neighborhood character and stability by ensuring that ADUs are compatible with
surrounding land uses.
B. Requirements. An accessory dwelling unit is a permitted use on all parcels containing a single-
family dwelling (See YMC15.04.030, Table 4-1, for level of review) subject to all of the following
conditions:
1. The accessory dwelling unit may be attached to the primary residence or attached to or
above a detached garage, or be its own stand-alone structure.
2. Off-street parking shall be provided as required in YMC Chapter15.06for both the ADU
and the primary residence located on the lot they are intended to serve.
3. The ADU’s floor area shall not exceed one thousand square feet.
4. The ADU’s exterior walls shall be designed so as to be similar in style, color, and building
materials to the primary detached dwelling.
5. An ADU attached to the primary structure shall have the same building setbacks as the
primary structure. An ADU that is attached to, or built above, a detached garage or a stand-
alone structure shall have the same building setbacks as an accessory structure.
6. A parcel/lot shall contain no more than one single-family residence and one ADU.
7. ADUs shall not be allowed on parcels containing a duplex or multifamily dwelling, or a
commercial or industrial structure/use.
8. ADUs shall only be permitted on parcels/lots sized appropriately for a duplex per
YMC15.05.030, Table 5-2. ADUs proposed on lots smaller than the minimum lot size may be
approved after undergoing one additional level of review as shown in YMC15.04.030, Table 4-
1.
9. The primary residence and the ADU shall both be connected to public sewer and waterif
available (within 200-feet).
a. If the ADU is attached to the primary dwelling unit, the two dwelling units shall share
a single sewer and water connection.
b. If the ADU is attached to, or located above, a detached garage, or is a stand-alone
structure, each unit may have its own sewer and water connection, with required meters,
or share the sewer and water connection with the primary dwelling unit consistent with
applicable code(s).
c. If public sewer and/or public water are not available at the site, the applicant shall
providedocumentation from the Yakima Health Districtcertifying that the onsite septic
and/or onsite well are adequate to provide service for both the existing single-family
residence and the ADU.
10. A lot containing an ADU shall not be subdivided, or otherwise segregated in ownership,
in a way that separates the ADU and the primary dwelling unit on different lots, except as
permitted under YMC Title14.
11. The site plan for the construction or conversion of an ADU shall indicate the ADU.
1211. Any exterior stairs shall be placed in the rear or side yard.
1312. A deed restriction, signed by the property owner and the city, shall be recorded with
the Yakima County auditor’s office providing notice to potential buyers of the ADU restrictions.
1413. ADU’s uses as a short term rental shall also comply with YMC15.09.080and all other
applicable codes.
C. Enforcement. The city retains the right with reasonable notice to inspect the ADU for
compliance with the provisions of this section.
D. Elimination. The city retains the right with reasonable notice to withdraw occupancy approval if
any of the requirements under subsection B of this section are violated. In the event the city
withdraws occupancy, the property owner may:
1. If attached, merge the existing ADU to the single-family dwelling; or
2. If detached, use the building for an approved accessory use or remove the structure from
the premises.
Chapter 14.35
BINDING SITE PLANS
14.35.010Purpose.
The purpose of this chapter is to provide a process for the division of land for the purpose of sale,
lease, or transfer of commercial or industrial lots,and mobile homes, tiny houses/tiny houses wheels
Commented \[CJ1\]: Cottage Housing?
or travel trailersas an alternative to the subdivision process.
Commented \[CJ2R1\]: Cannot add cottage housing
–Binding site plan is only available for 1) industrial
or commercial lots; and 2) mobile home, tiny
14.35.020Authority.
house, tiny house with wheels
RCW 58.17.035,and 58.17.040(4), and 58.17.040(5)provide for a binding site plan process as an
RCW 58.17.040 (4) and (5)
alternate method of dividing land for:
a)Ccommercial or industrial land; or
a)b)Mobile homes, tiny houses/tiny houses with wheels, or travel trailers..
14.35.030Applicability.
This chapter shall apply solely for the sale, lease, or transfer of lots zoned small convenience center
(SCC); large convenience center (LCC); airport support (AS); central business district (CBD);
general commercial (GC); regional development (RD); light industrial (M-1); and heavy industrial (M-
2) under the Yakima urban area zoning ordinance, Title15YMCin all zoning districts. Land use
development within binding site plans is governed by YMC15.04Title15, RCW58.17.035, and RCW
58.17.040(4) and (5).